Tax Bill Update and FAQ

Important Information for Property Tax Statements

Legislative changes enacted by the Colorado General Assembly during the 2023 Special Session delayed the certification of the county tax rolls, which occurred on January 24, 2024.  The extended calendar provided Colorado taxing authorities sufficient time to certify their mill levies to the newly adjusted assessed values and provide the Assessor’s Office with time to report the results to the County Treasurer.

The delay in the end of year assessment and financial calendar delayed the production of tax statements by all County Treasurers into February.  Electronic tax statements are now available on the County Treasurer’s website, and printed tax statements are being mailed. These changes will not alter the first-half payment due date for property taxes on February 29, 2024. The Colorado Legislature chose not to extend the payment deadline to ensure that special districts like fire departments, school districts, and other entities have the revenue to continue to operate.

When are tax statements mailed?

Property tax statements are mailed by the end of January to the owner of record as listed on the tax roll. The tax roll is prepared and maintained by the County Assessor. View the Treasurer’s website to see Important Dates.

• The Treasurer’s Office mails tax statements/postcard notifications in January, except this year, when they are mailed in early February.
• Property tax notices are not mailed to mortgage companies.
• It is important that you notify us if there is a change to your mailing address. Failure to receive a statement does not preclude collection of taxes due and payable.
• Most mortgage companies pay taxes in half payment installments due February 28th and June 15.  Many lenders use third party tax services for processing tax payments.  If your lender notes that a payment has been disbursed from your escrow it can take several weeks before we receive the payment.
• All payments received will post to the account when a tax balance due exists.  WE DO NOT ASSUME INTENT BETWEEN A FIRST HALF OR SECOND HALF PAYMENT.  Any refunds from overpayments are remitted back to the payor.
• W-9 Form  If your business requires a W-9 per federal IRS requirements.
• Receipts for payments are located on the bottom left side of your property account page.
• Information concerning equipment value on Business Personal Property accounts should be directed to the Assessor’s Office.

What if I do not receive a tax statement?

You may view and print your tax statement online here. Per State Statute, failure to receive a property tax statement does not exempt the taxpayer from timely payment of taxes. If you do not receive a tax notice, please contact the Douglas County Treasurer.

Who will receive a tax statement?

Normally, property owners who escrow their taxes receive a postcard reminding them of the impending property tax due dates, and those who pay their taxes themselves receive a full statement.  This year, all property owners were mailed a full statement. If you do not receive a tax notice, please contact the Douglas County Treasurer.

I received a tax statement, but my mortgage company is responsible for paying the taxes; what do I do?

Per State Statute, property tax statements are to be mailed to the owner of record as listed on the tax roll. You will need to contact your mortgage company to verify if your taxes are held in escrow and will be paid by your mortgage company.

I paid off my home; when will I receive my tax statement and deed?

Per State Statute, tax statements are mailed in January to the owner of record as listed on the tax roll. Please contact your mortgage company concerning the release of your deed.

How can I update my name or mailing address?

Please submit your mailing address change electronically by completing the online Update Mailing Address form. A recorded deed is required to change your name. Please contact the Assessor’s Office directly at 303-660-7450 for assistance.

When are the current year taxes due?

Property taxes are collected one year in arrears. Taxes may be paid in one payment or two half payments. Full payments are due April 30.  First half payments are due the last day of February. Second half payments are due June 15. Partial payments are not allowed. Payments not received timely will accrue interest.

Is there a grace period?

No, the payment dates are set in state law.

How are my taxes calculated?

The tax amount is calculated by multiplying the Actual Value of a property by Assessment Rate and again by the mill levy. The Actual Value is determined by state law and the County Assessor.  The Assessment Rate of all properties is determined by the state law. The mill levies are set by the taxing authorities (school districts, cities, etc.). The taxing authorities in your district are listed on the tax statement. Assessor’s Website

I’m on a fixed income; can I make a partial payment?

No. The Treasurer’s office is obligated to follow the guidelines set forth in the Colorado State Statutes.

What is the status of the Senior Exemption program?

The Senior Exemption program is funded by the State of Colorado and will be available for the 2023 taxes payable in 2024. Please contact the Assessor’s Office for information regarding this program. Assessor’s Website

Your Actual Value increased dramatically, but your Senior Exemption remained relatively flat. Why?

Despite multiple attempts, the Senior Property Tax Exemption has never been expanded by the Colorado General Assembly.  As a result, it remains in place in its original form, where is exempts 50% of the first 200,000 in Actual Value.  The resulting tax savings will increase or decrease as assessment rates and/or mill levies change, but it will not increase or decrease with changes in Actual Value.

Besides the Senior Exemption program, are there any other programs available to assist senior citizens?

Yes, the State of Colorado Property Tax Deferral Program for Seniors is a low interest loan available to qualifying seniors. The deadline to apply is April 1 of each year. Please visit the Colorado Property Tax Deferral Website for additional information.

Is there a program for Disabled Veterans?

Yes, you may contact the Assessor’s office for further information. Assessor’s Website

Can I pay online?

To make an immediate online payment, use the Property Account Inquiry link below: search for your property account, locate the Pay Taxes box on the top left side of your account page, click on $ amount to begin the payment process.  For reference, view this step-by step guide for an overview of the process and screens.

Why have my taxes increased so much?

We agree the tax increases this year are both shocking and wrong.  There has been a great deal of public discourse and press about this subject in the past 12 months.  There is much to explain if you haven’t heard any of it,  but here are a few quick points to begin with.

• 2023 was a reappraisal year that reflected the largest increase in the residential real estate market in any two year period in history.
• The record increases should have led lawmakers to change the reappraisal rules, but they did not.
• The record increases would have forced the assessment rate down if the Gallagher Amendment still existed, but Colorado citizens repealed that in 2020.
• That fact prompted law makers to reduce the assessment rate, but they chose to adjust it very minimally.
• The result of these facts should have led local governments and special districts to reduced their levies, but many did not.
• As for Douglas County Government, we receive less than 20% of the property tax revenue for the typical property here, and are refunding nearly 20% of that revenue back to taxpayers this summer.

It has been a long fight about this issue this year. We were looking at facing 50% increases a year ago, and although the final increase rates are much lower than that, I agree this is unacceptable. To understand where your money goes, you will first need to look at all of the entities you pay taxes to, available at www.douglas.co.us.

Are there any programs available to help manage the increase in taxes?

There are no silver bullets that alleviate the increases in property taxes, but Colorado has implemented multiple programs to help in some specific situations. View our website for more information and to see if any of the programs apply to you. The programs include exemptions for seniors, disabled veterans and gold star spouses, tax deferral loans, and others.

I think my assessment is too high.  Can I challenge the valuation?

The 2024 protest period opens on May 1 and runs through June 8, 2024. The easiest way to file a protest of your assessment is online, during that period, on our website. Please be aware that the level of value for the 2023 and 2024 assessment is as of June 2022, not current market. All sales that occurred during the 18 month study period leading up to the June 30, 2022 appraisal date must be time adjusted to the appraisal date.  In addition, post study period and current market data will be used in the 2025 reappraisal

I noticed “Other Exemptions” on my tax bill. What does that refer to?

The “Other Exemptions” is referring to SB23B-001 which was passed during the 2023 Special Session. Within the bill, for 2023 (payable 2024) only, improved residential property receives an adjustment in Actual Value of $55,000. Improved Commercial property receives a reduction in Actual Value of $30,000. The Douglas County Assessor’s website provides a description of the adjustment in an informative page. Please search for your address on the Property Details application and select “2023 Est. Taxes” to be routed to the informative page.

How does the Douglas County Property Tax Rebate work?

For taxes payable this year, the Douglas County Board of County Commissioners (BOCC) have elected to implement property tax  relief through a rebate program rather than the typical mill levy credit that has been done in many recent years. The rebate is calculated from the application of a refund/reserve levy of 3.679 on every taxable parcel in the county.  The reserve fund will get funded as property taxes are paid by property owners, and the rebate checks will be mailed in two runs, one in the spring, and another in the summer, to those property taxpayers who paid on time.  The reserve levy amount is equal to nearly 19% of Douglas County Government property tax revenue, by the far the highest percentage of revenue ever returned to taxpayers.